Company Information

Orca Inspection Services LLC

(206) 713-5715

Inspected by: Dylan Chalk
WA State Pest License #: 65540
WA State Home Inspector #: 365

Overall this is a custom house that is roughly 20-years old. This is a very unique build that seems to be a lot of concrete construction and is almost commercial-like in it's execution. The house seems to be generally well-maintained with the one exception being the exterior stucco, especially as regards to sealants. This house has an extraordinary number of systems; I would expect that over the next 5-10 years or so, any of the systems that are original, such as spa equipment for example, will need to be updated. Most of the major systems do appear to have been updated: heating and cooling and the low-slope roof membrane. Please see the full report for specific details.

ICN#  10409AR019

Wood Destroying Organisms

This report includes a structural pest inspection embedded within the report. All observations in this report that begin with WDO are a part of a WA State Pest Inspection. Orca Inspection Services LLC employs Dylan Chalk, Licensed Structural Pest Inspector ##65540. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. Orca Inspection Services LLC is not a mold specialist and recommends consulting with an industrial hygienist or other mold remediation expert if concerned about mold or indoor air quality.Pest Inspection Standards in Washington State - WAC 16-228-2045 - REQUIRES THAT A DIAGRAM / DRAWING BE PREPARED FOR WOOD DESTROYING ORGANISM (WDO) REPORTS. IF THE PHOTOS AND DESCRIPTIONS IN THIS REPORT ARE INADEQUATE, A DRAWING IS AVAILABLE UPON REQUEST.


Major Concerns

  • ED1-2 Exteriors and Decks:

    Stucco: This building has a hardcoat stucco siding system. Stucco is a reservoir style siding meaning it holds water and then needs to dry to both the inside and the outside. This makes proper performance of the weather barrier below the stucco critical for reliable performance. This barrier is not visible to inspection so it is difficult to determine how well a stucco siding is performing during a visual inspection. Visual inspection of stucco siding involves searching for red flags that could indicate a concealed problem. Localized red flags were found today - notably, caulking and sealant failure as well as some small cracks and minor rust stains and damage to the weep screed. Examples of observations noted during inspection include:

    • Southwest corner window was never caulked - just a backer rod.
    • Caulking failure at siding to window junctures - multiple locations.
    • Hairline stucco crack next to the garage.
    • Rust stains - NE corner.
    • Stucco crack in the corner bead East side by rooftop deck.
    • Backer rod is visible through the caulking. East side rooftop deck.
    • Damaged weep screed - east side by rooftop deck at the top of the stairs.
    • Exposed backer rod at the stucco to window junctures in several places.
    • Water seeping around the floor cantilever - east side
    • Rust stains noted on the south side of the stucco at the weep screed.
    • Caulking failure at the stucco to concrete juncture above the garage
    • Caulking deterioration at the south chimney.
    • Caulking deterioration between the concrete and the stucco at the entry
    • Stucco deterioration at the base of the wall for the fence. This is at the south side
    • Caulking deterioration at the south side wall.
    • Stucco crack by the south stairs.


    Hire a qualified stucco contractor to further evaluate and repair the stucco siding system. Emphasis should be placed on the caulking junctures but see attached photos showing examples of specialist details.

  • ED1-3 Exteriors and Decks:

    Exterior Siding: Localized siding repairs are needed to the exterior - see the south side bump out enclosing the spa equipment. Examples of observations noted during inspection include:

    • High moisture meter readings and water damage noted at the base of this storage area.
    • Wood decay and high moisture meter readings - east side, below the rooftop deck.
    • White staining indicates white fungal rot - by the rooftop deck.
    • Water damage at the base of the siding here - south side.


    Hire a licensed general contractor to further evaluate and repair all damaged siding as needed


  • G2-1 Garage:

    Wood decay was noted at the base of the overhead garage door - see the base of the middle door. Repair or replace this door as needed.

  • RCG2-2 Roof, Chimney and Gutters:

    Single Ply Roofing and Skylights: The roofing material on the low slope portions of this building appears to be done in a single-ply roof membrane. These are often rated as 20-50 years roofs, depending on the thickness of the membrane and the quality of the installation. Mary emailed me a spec sheet for a modified bitumen roof from the original build. This makes me think that the roofing membrane has been updated. A few tune-up repair items were noted during inspection:

    • Organic debris should be removed from the roof to ensure reliable drain paths.
    • The loose plastic covering on the sloped roof skylight should be re-sealed as needed.
    • The loose covering for the refrigerant lines for the AC systems should be re-sealed to ensure water does not get into this flashing.


    I recommend additional inspection by a qualified roofing contractor. Implement repairs as recommended to ensure reliable roof performance from this older single-ply roof. I also recommend inquiring with the seller for any installer or warranty information for this roof as it appears that it has been updated since the original.

  • LAP-9 Laundry and Additional Plumbing:

    This property has a built-in spa. The spa had hot water at the time of inspection and seems to be operating. Evaluation of spa equipment is beyond the scope of this inspection. I recommend inquiring with the seller for any additional information about this spa. Are there any warranties or service records? I also recommend a servicing of this system as active leaks were noted at the pump equipment in the south storage room.

Recommended Maintenance Items

  • G-7 Grounds:

    Pruning trees, branches and vegetation away from the house is recommended. Where trees, branches and large shrubs can provide rodent access to the roof, a minimum 6-foot clearance is recommended as many rodents can jump 6-feet. All vegetation, including smaller landscaping such as grasses, flowers and shrubs should be kept 1-foot off the house to eliminate contact which could trap moisture against the building.

  • ED1-8 Exteriors and Decks:

    Many of the wood windows in this home are exposed to the weather and will require regular painting and sealing maintenance to preserve the windows and prevent decay. The windows were in satisfactory condition at the time of this inspection and I suspect that a number of sills have been re-build since the original build. I checked the windows for wood decay and damaged during inspection, so significant issues were found though some minor caulk and painting is needed.

  • MB-2 Main Bathroom:

    The tile grout is showing signs of absorbing moisture when running the shower and I also noted some small sections of grout failure - see main bathroom and the pet shower in the laundry. Tile and grout should be regularly cleaned and sealed with grout sealer to minimize water penetration behind the tile - see especially inside shower surrounds - main bath. This should be a routine procedure with tile unless epoxy grout was used. If this grout is not done in epoxy grout plan on annual cleaning and sealing tile grout inside the shower surrounds to prolong the useful life of the tile. Prior to sealing, replace any failing grout and caulking at inside corners. At inside corners, the sanded caulking works well and can be selected to match existing grout.

Improve Or Upgrades

  • LAP-1 Laundry and Additional Plumbing:

    A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.


  • G-3 Grounds:

    Important catch basins were noted around the property - see driveway. These are designed to capture surface runoff and divert water around the building. Be sure to keep these drains clear, especially before large rain storms.

  • ED1-7 Exteriors and Decks:

    The exposed in-swing door could be vulnerable to leakage in a wind-driven rain - see the south side. Monitor this door and make tune-up repairs as needed to keep finishes dry. No evidence of leakage was noted during inspection. The doors have a nice drip flashing installed.

Due Diligences

  • SB-1 Structure and Basement:

    Signs of prior leaks were noted in the utility room - see the water stains on the light. Inquire with the seller for any additional information. The stains were dry at the time of inspection.